Attachment B - Staff Report - Z-142-D-98-7.pdf

Staff Report Z-142-D-98-7 
March 20, 2023 
Estrella Village Planning Committee 
Meeting Date: 
March 21, 2023 
Planning Commission Hearing Date: 
April 13, 2023 
Request From: 
C-1 PCD (Neighborhood Retail,
Planned Community District) (1.59
acres)
Request To: 
C-2 SP PCD (Intermediate Commercial,
Special Permit, Planned Community
District) (1.59 acres)
Proposed Use: 
Self-service storage warehouse and all 
underlying C-2 uses 
Location: 
Approximately 260 feet south and 250 
feet east of the southeast corner of 99th 
Avenue and Lower Buckeye Road 
Owner: 
AT Properties, LLC  
Applicant/Representative: 
Withey Morris, PLC  
Staff Recommendation: 
Approval, subject to stipulations 
General Plan Conformity 
General Plan Land Use Map Designation 
Current: Residential 15+ dwelling units 
per acre  
Pending (GPA-EST-3-22-7): 
Commercial  
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE 
VALUE; CLEAN NEIGHBORHOODS; Facilitate the acquisition of vacant, 
underutilized, and blighted parcels for appropriate redevelopment, compatible 
with the adjacent neighborhood character and adopted area plans.  
The subject site has long been vacant, and its development would be compatible with 
the surrounding land use, as stipulated.  
ATTACHMENT B

Staff Report: Z-142-D-98-7 
March 20, 2023 
Page 2 of 10 
 
CONNECT PEOPLE AND PLACES CORE VALUES; OPPORTUNITY SITES; LAND 
USE PRINCIPLE: Support reasonable levels of increased intensity, respectful of 
local conditions and surrounding neighborhoods. 
 
The requested zoning will allow for increased intensity that is consistent in scale and 
character with the surrounding zoning in the area. The subject site is located at the 
intersection of two arterial streets where a mix of commercial uses exist. As stipulated, 
the proposed development will be respectful of local conditions by incorporating 
enhanced elevations.  
 
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE 
VALUE; CERTAINTY & CHARACTER: Design neighborhood retail to be 
compatible in scale and character and oriented towards the residential areas 
that it serves, in terms of both design and pedestrian linkages. Traffic, noise or 
other factors should not negatively impact adjacent residential areas. 
 
The low traffic generating development will provide storage services to the 
surrounding neighborhoods and will be surrounded by existing commercial uses. The 
proposed development will not have any windows or rollup doors along the east and 
south building facades, thus respecting the nearby residential neighborhood.  
 
 
Applicable Plans, Overlays, and Initiatives 
Estrella Village Plan: Background Item No. 6. 
 
Tree and Shade Master Plan: Background Item No. 7. 
 
Complete Streets Guidelines: Background Item No. 8. 
 
Comprehensive Bicycle Master Plan: Background Item No. 9.  
 
Zero Waste PHX: Background Item No. 10. 
 
Surrounding Land Uses and Zoning 
 
Land Use 
Zoning 
On Site 
Vacant  
C-1 PCD  
North 
Restaurant, tire shop 
C-1 PCD and C-2 PCD  
South  
Retail  
C-1 PCD      
East  
Single-family residential   
R-3A PCD and S-1 
(Approved R-2 PCD) 
West  
Restaurant, fuel station  
C-1 PCD

Staff Report: Z-142-D-98-7 
March 20, 2023 
Page 3 of 10 
 
 
 
C-2 (Intermediate Commercial)  
Standards 
Requirements 
Proposed  
Minimum Building Setbacks 
Not Adjacent to Streets: 
(North – C-1 PCD and C-2 PCD) 
0 feet  
0 feet (Met)  
 
Not Adjacent to Streets: 
(East – Adjacent to R-3A) 
15 feet 
15 feet (Met)  
 
Not Adjacent to Streets: 
(South – C-1 PCD) 
0 feet  
0 feet (Met)  
Not Adjacent to Streets: 
(West – Adjacent to C-1 PCD) 
0 feet 
0 feet (Met)   
Minimum Landscape Setbacks  
Not Adjacent to Streets: 
(North – Adjacent to C-1 PCD and 
C-2 PCD)  
0 feet  
0 feet (Met)  
 
Not Adjacent to Streets: 
(East – Adjacent to R-3A) 
10 feet 
10 feet (Met)  
 
Not Adjacent to Streets: 
(South – Adjacent to C-1 PCD) 
0 feet 
0 feet (Met)  
Not Adjacent to Streets: 
(West – Adjacent to C-1 PCD) 
0 feet 
0 feet (Met)  
Lot Coverage   
Maximum 50%  
49.7% (Met)   
Building Height 
Maximum 2 stories / 30 
feet 
2 stories / 25 feet (Met)  
Parking 
Minimum 18 spaces 
required 
21 spaces provided (Met) 
*Site plan revision or variance required  
 
Background/Issues/Analysis 
 
SUBJECT SITE 
1. 
This request is to rezone 1.59 acres located approximately 260 feet south and 
250 feet east of the southeast corner of 99th Avenue and Lower Buckeye Road 
from C-1 PCD (Neighborhood Retail, Planned Community District) to C-2 SP 
PCD (Intermediate Commercial, Special Permit, Planned Community District) to 
allow for a self-service storage warehouse and all underlying C-2 uses.

Staff Report: Z-142-D-98-7 
March 20, 2023 
Page 4 of 10 
 
 
SURROUNDING LAND USES AND ZONING 
2. 
The requested zoning district is 
consistent and compatible with the 
surrounding land uses. The 
surrounding land uses include a 
tire shop and restaurant zoned C-1 
PCD (Neighborhood Retail, 
Planned Community District) and 
C-2 PCD (Intermediate 
Commercial, Planned Community 
District). To the west is a 
restaurant and fuel station and to 
the south is a discount retail store 
zoned C-1 PCD (Neighborhood 
Retail, Planned Community 
District). Furthermore, a single-
family residential subdivision is 
located to the east zoned R-3A 
PCD (Multifamily Residence 
District, Planned Community 
District) and S-1 (Approved R-2  
 
Site Aerial 
Source: City of Phoenix Planning and Development 
Department 
 
PCD) (Ranch or Farm Residence, Approved Multifamily Residence District, 
Planned Community District). The proposed use will add to the commercial uses 
located on the southwest corner of two major arterials and provide services to 
the residential neighborhoods in the area. The Tolleson Wastewater Treatment 
Plant and the Sunland Beef Company are located within 1.5 miles of the subject 
site. Staff recommends the addition of Stipulation No. 4 that would disclose the 
existence of the Tolleson Wastewater Treatment Plant and the Sunland Beef 
Company. This stipulation is also found in the Planned Community District 
rezoning case. 
 
 
GENERAL PLAN LAND USE MAP DESIGNATION 
3. 
The General Plan Land Use Map designation for the subject site is Residential 
15+ dwelling units per acre. The proposal is not consistent with the current 
General Plan Land Use Map designation. The subject site and the surrounding 
parcels trigger the 10 gross acre rule of a General Plan Amendment. The gross 
acres when combined with the acreage of all abutting zoning on the same side of 
the street within 150 feet of the subject site are not consistent with the General 
Plan Land Use map designation. As a result, the concurrent minor General Plan 
Land Use Map amendment case, GPA-EST-3-22-7, is proposing to change the 
land use map designation of the subject site and adjacent parcel to Commercial.   
 
The requested C-2 SP PCD zoning is consistent with the proposed General Plan 
Land Use Map designation of Commercial. The surrounding properties to the

Staff Report: Z-142-D-98-7 
March 20, 2023 
Page 5 of 10 
 
north, west, and south are designated Residential 15+ dwelling units per acre. 
However, the General Plan Land Use Map amendment case, GPA-EST-3-22-7, 
would make the properties consistent with the proposed designation of 
Commercial.  Furthermore, west of the subject site is designated Residential 15+ 
dwelling units per acre and Residential 2 to 3.5 dwelling units per acre.  
 
 
 
General Plan Land Use Map 
Source: City of Phoenix Planning and Development Department 
PROPOSAL 
4. 
Site Plan  
The applicant is proposing a self-service storage warehouse facility with a 
proposed maximum height of 25 feet with parking located along the west and 
south. As a result, the loading areas to the south will not be visible from Lower 
Buckeye Road nor 99th Avenue. The self-storage warehouse site plan, attached 
as an exhibit, shows two vehicular access points located to the west of the 
subject site, adjacent to surrounding commercial uses. An additional access 
point and loading area is located to the south of the subject site. Staff is 
recommending general conformance to the site plan, per Stipulation No. 1 to 
ensure that the site develops as proposed.  
 
 
 
Elevations 
The conceptual building elevations depict architectural features that include 
variations in colors and materials that are consistent with the surrounding 
commercial uses. Furthermore, the south and west building facades do not have 
any windows, thus reducing the impact to the single-family subdivision to the 
east. In addition, the building elevations to the north and west, facing a public 
street, have enhanced building elevations including windows, river rock, and split 
face concreate block. In order to ensure that the proposed development is 
compatible with the adjacent commercial uses, staff is recommending Stipulation 
No. 1 that would assure that the site is in general conformance to the elevations

Staff Report: Z-142-D-98-7 
March 20, 2023 
Page 6 of 10 
 
submitted with the application.  
 
 
Proposed Elevations Renderings 
Source: Robert Brown Architects   
 
5.  
Special Permit  
 
Self-service storage facilities are permitted in the C-2 district with a Special 
Permit (Section 647.A.2.i), subject to the following conditions: 
 
 
 
a)  All outdoor storage shall be within a closed building. Outdoor storage 
areas shall not exceed 10 percent of the gross site area. 
 
  
 
b)  No auctions, sales, services and repair activity shall be conducted on 
the site.  
 
  
 
c)  There shall be no storage or use of hazardous or dangerous materials 
on the premises. 
 
  
 
d)  The site shall have direct access to an arterial street. 
 
  
 
e)  Landscape areas adjacent to residential zones must be a minimum of 
ten feet. 
 
 
 
The proposal meets the above conditions by providing only indoor storage

Staff Report: Z-142-D-98-7 
March 20, 2023 
Page 7 of 10 
 
without any hazardous materials or auctions on the premises. Furthermore, 
vehicular access is provided via Lower Buckeye Road and 99th Avenue which 
are both arterial streets. Lastly, the landscape setback along the east perimeter 
is ten feet.   
 
STUDIES AND POLICIES 
6. 
Estrella Village Plan 
 
The Estrella Village Plan adopted in 1999, outlines a vision for developing the 
Estrella Village through five main goals that include: 
1. Orderly growth; 
2. Identifiable village core; 
3. Strong residential neighborhoods; 
4. Variety of homes and jobs; and 
5. Consistent streetscapes and trail linkages. 
 
 
Estrella Village Plan Land Use Map 
Source: Planning and Development Department  
 
Goal 1 of Estrella Village Plan, growth, Objective E states, “infill development 
should be consistent with and strengthen the predominant land use character or 
objectives for the area.” The proposal will develop vacant land with a self-service 
storage facility that will serve the surrounding area. In addition, the proposed 
commercial use will be located in an area that has other commercial uses such 
as a gas station, restaurants, retail and tire shop.  
 
Goal 5 of the Estrella Village Plan, “Urban Design”, Objective D “Steet

Staff Report: Z-142-D-98-7 
March 20, 2023 
Page 8 of 10 
 
Appearance” recommends that commercial and industrial properties along major 
streets and adjoining residential neighborhoods should be well landscaped with 
open storage and activity screened from view. The proposal meets this objective 
by providing loading areas on the south portion of the site, away from the public 
view. In addition, the proposed development will provide enhanced architecture 
which will face Lower Buckeye Road and 99th Avenue.   
 
 
7. 
Tree and Shade Master Plan 
The Tree and Shade Master Plan encourages treating the urban forest as 
infrastructure to ensure the trees are an integral part of the City’s planning and 
development process. Sidewalks on the street frontages should be detached 
from the curbs to allow trees to be planted on both sides of the sidewalk to 
provide thermal comfort for pedestrians and to reduce the urban heat island 
effect. The proposed development will have a ten foot landscape setback to the 
east, adjacent to the residential uses. This landscape area will have 60 percent 
two-inch caliper trees and 40 percent one-inch caliper trees. The proposed 
landscaping will add to the tree coverage and reduce the urban heat island 
affect.  
 
 
8. 
Complete Streets Guidelines 
In 2014, the City of Phoenix City Council adopted the Complete Streets Guiding 
Principles. The principles are intended to promote improvements that provide an 
accessible, safe, connected transportation system to include all modes, such as 
bicycles, pedestrians, transit, and vehicles. To provide a safe pedestrian 
environment staff is recommending enhanced pavement treatment for the on-site 
pedestrian walkways that cross vehicular drive aisles. This is addressed in 
Stipulation No. 2.  
 
 
9. 
Comprehensive Bicycle Master Plan 
The City of Phoenix adopted the Comprehensive Bicycle Master Plan in 2014 to 
guide the development of its Bikeway System and supportive infrastructure. The 
Comprehensive Bicycle Master Plan supports options for both short- and long- 
term bicycle parking as a means of promoting bicyclist traffic to a variety of 
destinations. As stipulated, the project will provide bicycle parking spaces, 
installed per the requirements in the city’s Walkable Urban (WU) Code. This is 
addressed in Stipulation No. 3. 
 
 
10. Zero Waste PHX:  
The City of Phoenix is committed to its waste diversion efforts and has set a goal 
to become a zero-waste city, as part of the City’s overall 2050 Environmental 
Sustainability Goals. One of the ways Phoenix can achieve this is to improve and 
expand its recycling and other waste diversion programs. Section 716 of the 
Phoenix Zoning Ordinance establishes standards to encourage the provision of 
recycling containers for multifamily, commercial, and mixed-use developments 
meeting certain criteria. The proposed trash enclosures will be located on the

Staff Report: Z-142-D-98-7 
March 20, 2023 
Page 9 of 10 
 
south side of the proposed development, away from the public view.  
 
 
COMMUNITY INPUT SUMMARY 
11. As of the writing of this report, staff did not receive correspondence from the 
public regarding this request.   
 
 
INTERDEPARTMENTAL COMMENTS 
12. The Fire Department indicated there are no problems anticipated with the case 
and that the site and/or buildings shall comply with the International Fire Code 
with Phoenix Amendments.  
 
 
13. The Street Transportation Department has stated that due to the location of the 
proposed development, away from any public right-of-way, the department does 
not have any additional stipulations.   
 
 
OTHER  
14. The site has not been identified as being archeologically sensitive. However, in 
the event archaeological materials are encountered during construction, all 
ground disturbing activities must cease within a 33-foot radius of the discovery 
and the City of Phoenix Archaeology Office must be notified immediately and 
allowed time to properly assess the materials. This is addressed in Stipulation 
No. 5. 
 
 
15. Staff has not received a completed form for the Waiver of Claims for Diminution 
in Value of Property under Proposition 207 (A.R.S. 12-1131 et seq.), as required 
by the rezoning application process. Therefore, a stipulation has been added to 
require the form be completed and submitted prior to preliminary site plan 
approval. This is addressed in Stipulation No. 6. 
 
 
16.  Development and use of the site is subject to all applicable codes and 
ordinances. Zoning approval does not negate other ordinance requirements such 
as obtaining a use permit to conduct the proposed outdoor use in this zoning 
district. Other formal actions such as, but not limited to, zoning adjustments and 
abandonments, may be required. 
 
Findings 
 
 
1. 
The proposal will develop a vacant property and provide additional employment 
options and commercial services within close proximity to residential uses. 
 
 
2. 
The proposed development, as stipulated, is consistent with the scale of 
developments in the surrounding area.  
 
 
3. 
The development, as stipulated, will incorporate design and landscaping features 
that enhance the location, consistent with the Estrella Village Plan.

Staff Report: Z-142-D-98-7 
March 20, 2023 
Page 10 of 10 
 
 
Stipulations 
 
1. 
The development shall be in general conformance with the site plan and 
elevations date stamped December 5, 2022, as modified by the following 
stipulations and approved by the Planning and Development Department. 
 
 
2. 
Where pedestrian walkways cross a vehicular path, the pathway shall be 
constructed of decorative pavers, stamped or colored concrete, or other 
pavement treatments that visually contrasts parking and drive aisle surfaces, as 
approved by the Planning and Development Department. 
 
 
3. 
A minimum of four bicycle parking spaces shall be provided through Inverted U 
and/or artistic racks located near the building entrance or in a secure location 
inside the building and installed per the requirements of Section 1307.H. of the 
Phoenix Zoning Ordinance, as approved by the Planning and Development 
Department. 
 
 
4. 
The property owner shall record documents that disclose to purchasers of 
property within the development the existence and characteristics of the Tolleson 
Wastewater Treatment Plan and the Sunland Beef Company. The form and 
content of such documents shall be reviewed by the City Attorney.  
 
 
5.  
In the event archaeological materials are encountered during construction, the 
developer shall immediately cease all ground-disturbing activities within a 33- 
foot radius of the discovery, notify the City Archaeologist, and allow time for the 
Archaeology Office to properly assess the materials. 
 
 
6. 
Prior to preliminary site plan approval, the landowner shall execute a 
Proposition 207 waiver of claims form. The waiver shall be recorded with the 
Maricopa County Recorder's Office and delivered to the City to be included in 
the rezoning application file for record. 
 
Writer 
Nayeli Sanchez Luna  
March 20, 2023 
 
Team Leader 
Racelle Escolar  
 
Exhibits 
Zoning sketch map 
Aerial sketch map 
Conceptual Site Plan date stamped December 5, 2022  
Conceptual Elevations date stamped December 5, 2022 (2 pages)

Z-142-98
Z-92-03
ANX 162
Z-142-98
Z-142-B-98
ANX 162
Z-92-03
ANX 162
Z-45-01
*
*
*
*
*
*
R1-6 PRD PCD
C-1
C-2 PCD
R-3A
S-1
PCD
C-2
PCD
C-2 PCD
CP/GCP
Z-78-00
R-2 PCD *
Z-142-98
97TH LN
LOWER BUCKEYE RD
PAYSON RD
KINGMAN ST
CORDES RD
97TH AVE
FLORENCE AVE
99TH AVE
I-10
VAN BUREN ST
BUCKEYE RD
LOWER BUCKEYE RD
BROADWAY RD
SOUTHERN AVE
27TH AVE
35TH AVE
19TH AVE
43RD AVE
51ST AVE
59TH AVE
67TH AVE
75TH AVE
83RD AVE
91ST AVE
99TH AVE
107TH AVE
I-17
SR 202 (Proposed)
ESTRELLA VILLAGE
CITY COUNCIL DISTRICT: 7
I
APPLICANT'S NAME:
APPLICATION NO.
Z-142-D-98
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
1.59 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
C-1 PCD
C-2 SP PCD
CONVENTIONAL OPTION
23
23
*   UNITS P.R.D. OPTION
27
27
Withey Morris, PLC
DATE:
1/23/2023
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 6-5
ZONING MAP
E-2
REQUESTED CHANGE:
FROM: C-1 PCD  ( 1.59 a.c.)
TO: C-2 SP PCD ( 1.59 a.c.)
Document Path: S:\Planning\Resources\Zoning Sketches\1998\Z-142-D-98.mxd
Z-142-D-98
0.045
0
0.045
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Z-142-98
Z-92-03
ANX 162
Z-142-98
Z-142-B-98
ANX 162
Z-92-03
ANX 162
Z-45-01
*
*
*
*
*
*
R1-6 PRD PCD
C-1
C-2 PCD
R-3A
S-1
PCD
C-2
PCD
C-2 PCD
CP/GCP
Z-78-00
R-2 PCD *
Z-142-98
97TH LN
LOWER BUCKEYE RD
PAYSON RD
KINGMAN ST
CORDES RD
97TH AVE
FLORENCE AVE
99TH AVE
Maricopa County Assessor's
I-10
VAN BUREN ST
BUCKEYE RD
LOWER BUCKEYE RD
BROADWAY RD
SOUTHERN AVE
27TH AVE
35TH AVE
19TH AVE
43RD AVE
51ST AVE
59TH AVE
67TH AVE
75TH AVE
83RD AVE
91ST AVE
99TH AVE
107TH AVE
I-17
SR 202 (Proposed)
ESTRELLA VILLAGE
CITY COUNCIL DISTRICT: 7
I
APPLICANT'S NAME:
APPLICATION NO.
Z-142-D-98
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
1.59 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
C-1 PCD
C-2 SP PCD
CONVENTIONAL OPTION
23
23
*   UNITS P.R.D. OPTION
27
27
Withey Morris, PLC
DATE:
1/23/2023
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 6-5
ZONING MAP
E-2
REQUESTED CHANGE:
FROM: C-1 PCD  ( 1.59 a.c.)
TO: C-2 SP PCD ( 1.59 a.c.)
Document Path: S:\Planning\Resources\Zoning Sketches\1998\Z-142-D-98.mxd
Z-142-D-98
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0.045
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Miles
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